PRESENT –Vice Chair Kline, Member Smith, Member Blickley, Borough Planner Kennedy, and County Planner Miklos were present.
CALL TO ORDER – Vice Chair Kline called the August 13, 2024, Planning Commission Meeting to order at 7:00 P.M.
PLEDGE OF ALLEGIANCE – Vice Chair Kline led the Pledge of Allegiance.
APPROVAL OF JUNE 11, 2024, MEETING MINUTES – This item was tabled until the next meeting as there was not a quorum of members that were present tonight who were able to vote on the meeting minutes for June 11, 2024. Vice Chair Kline welcomed new members Gary Blickley and Erin McCuen and stated they will reorg at the next meeting when all members are present and asked the Public to write any questions they have down during the discussion, and they will have time during Public Comment to ask their questions as well as provide any feedback they may have.
NEW BUSINESS
REVISIT RESIDENTIAL ZONING TO ANSWER PC MEMBERS’ QUESTIONS AND GET NEW MEMBERS CAUGHT UP
County Planner Miklos stated the main topic tonight is the attempt to rewrite Hatboro’s Zoning Code which is an ongoing project that began a few years back following the adoption and completion of the Hatboro Comprehensive Plan. He also stated that part of the Comprehensive Plan was creating a future land use plan for the entire Borough that closely corresponds with the land uses Hatboro currently has and that will work nicely with the existing community. He stated tonight he will continue the discussion from the last meeting regarding residential zones that are proposed and the proposed uses which currently consist of R1 through R4 with RO(Office) replacing R4 and how they relate to the existing zoning as well as the land uses that are shared between the existing and proposed zoning and what the future land use map envision for them. He stated if time permits, he will present Industrial zones and that there is not a lot of change regarding that as everyone likes it where it is for the most part.
He began with the first of future land use categories which is called Neighborhood Residential which is described as walkable suburban neighborhoods with single family detached and semidetached (twins and duplexes) homes and new development should match the existing character. He also stated that the Neighborhood Residential makes up most of the Borough while the Town residential and is described as all residential housing types which are permitted there and include larger multifamily (triplex) apartments and should still be walkable and pleasant. Residential Office, which is still predominantly residential in character, where residential uses and small-scale offices blend well in neighborhoods that are on busier streets or adjacent to denser areas for example on part of York Road.
Member Blickley stated he understands that the Comprehensive plan is a guide but asked about specific goals because if we are going to rewrite the zoning code, we want to rewrite it so that it is good long after we are gone and Planner Miklos stated that this should be updated every ten years or so and Hatboro’s does date back almost 30 years with some amendments in bits and pieces over the decades and a few of them were important pieces in the last few years which came form the comprehensive plan goals. Member Blickley stated he would like to see how the changes made will affect the future and Planner Miklos stated that he would speak about the Comprehensive Plan goals that pertain to the rewrite at the next meeting.
Planner Miklos stated that the current code allows only Building Coverage up to 20-25% and the rewrite proposes Impervious Coverage only up to 40%. Planner Kennedy states that the way the code is now, if your lot is 10,000 square feet and your house is 2000 square feet, you could pave 50% and that is the reason for the proposed change of just regulating impervious coverage only. Planner Miklos stated that another proposed change is the lot width which would drop to 7000 square feet and will adjust the impervious coverage but thinks it would fit comfortably.
Planner Miklos reviewed the village homes and the two families which would become a duplex while the twins would be single family semidetached as twins are separated by a party wall. He stated the current definition of a twin is side by side while a duplex is over under and there is no other configuration of duplexes which is acknowledged or permitted in the existing zoning. He stated based off research and looking around the Borough, the difference between twins and duplexes is that twin houses are only attached to each other and are on separate lots with the party wall on the boundary line of two parcels. Member Blickley asked why the lot size will be smaller regarding the twins and Planner Miklos stated that it is, so it matches the existing zoning as twins are isolated to their own area currently. Vice Chair Kline stated that she is not sure about it and asked that we resume the duplex/twin discussion at another meeting.
County Planner Miklos reviewed the ADUs, accessory dwelling units, and stated the language in the current code needs updating as we do not have staff, night watchman, etcetera anymore and currently we have older relatives who need care or homeowners who want to bring the family closer, etcetera and therefore are becoming a topic of interest in zoning planning throughout Montgomery County. These can be entirely in the existing footprint and some currently are as some have converted garages and are called an in-law suite, guest house, or granny flat.
Member Blickley questioned the fact that anyone could create a rental space or Air BNB and Member Smith stated that there currently is an ordinance which regulates that.
Planner Miklos reviewed the proposed use for Residential Conversion which would allow the conversion of a Single-Family Dwelling into Office space and Member Blickley stated that he believes that would create parking issues. Planner Miklos stated the parking requirements would have to be met in order to do this as such, the property owner would have to follow the local parking ordinance requirements for office space. Vice Chair Kline thanked everyone for their patience as everyone tries to understand everything that is being presented and come up with what works for the Borough and that the Residential Zoning is the biggest chunk of this rewrite. She opened the floor for Public Comment and stated that they would get answers to any questions hopefully tonight, but depending on the question, they may not have the answer until the next meeting.
PUBLIC COMMENT – Amy Haigler, 560 N. York Road, asked if the ADU’s have a separate entrance but the same address and Planner Miklos stated that yes, however, could be addressed as A and B for the post office but if attached, the address is the same. She stated that she grew up in a twin and everything was different, and it’s appreciated but yet, you do not want anything totally out of character as everything should blend well in the neighborhood. She asked if the Comprehensive Plan was pro or anti sidewalks and Planner Miklos stated that generally he believes it is pro. She stated that she doesn’t believe sidewalks should count towards lot size and Planner Miklos stated that even though sidewalks are the property owner responsibility regarding the maintenance, they are public and therefore does not count towards impervious coverage. Lastly, she asked if she could see this online or anywhere and Recording Secretary Bollendorf stated that the presentation is available on the Borough’s website and will be
updated as we progress forward and gave Ms. Haigler the information where she can find the presentation.
Matt Coyle, 47 N. Penn Street, stated most of what was discussed tonight is located within a half block from his house as he has village houses and twins across the street from him and duplexes next to him and therefore is concerned his house will be rezoned to RO (Residential Office). He also stated that he is all for separating the twins and duplexes as one is owner occupied but he thinks the proposed lot size is not big enough and the proposed width is too narrow.
Vice Chair Kline asked County Planner Miklos to come back with real life examples that currently exist in Hatboro and to look specifically in the Penn Street area.
ADJOURNMENT – Member Smith made a motion to adjourn the August 13, 2024, Planning Commission Meeting. Motion was seconded by Member Blickley, all ayes. Motion carried 3-0. Vice Chair Kline adjourned the August 13, 2024, Planning Commission Meeting at 9:21 P.M.
Respectfully Submitted by:
Diane C. Hegele, Borough Manager/Zoning Officer/ Open Records Officer
Transcribed by Cindy Bollendorf, Recording Secretary